1436 S Keeler Ave · Bartlesville, OK 74003

$132,500

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 200 Days on market

Built 1925 7,650 sqft lot Est $149k · 11% under

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +22.1/30.0
• ARV discount +12.5/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Craftsman style home on a corner lot ! Lots of newer vinyl windows, hardwood flooring, 3 beds and 1 bath. The home has a chain link fenced back yard and detached 2 car garage. Wall heat and window A/c

Key facts

• Remodeled gem
• Modern upgrades
• Brand new roof

Tags

• REMODELED GEM
• MODERN UPGRADES
• REAL WOOD FLOORS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• BRAND NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (4.6% below list).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.7% in Bartlesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#175 in OK) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D+, crime D+.
• Bartlesville (town): math 30% / reading 29% proficiency, ranked #59 of 270 in OK (top 22%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 137 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($916 loan paydown + $13k appreciation (10.0% local appreciation)).
• Washington County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $28k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $132k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $149,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 S Keeler Ave	0.00mi	3/1.0	1,434 (0%)	1mo	$132,000	$92	99
1325 S Dewey Ave	0.21mi	3/1.5	1,484 (+4%)	4mo	$43,000	$29	79
304 E 14th St	0.26mi	3/1.5	1,336 (-7%)	2mo	$44,500	$33	73
1705 S Johnstone Ave	0.28mi	3/1.0	1,592 (+11%)	0mo	$198,000	$124	68
1801 S Santa Fe Ave	0.45mi	3/2.0	1,362 (-5%)	2mo	$160,000	$117	65
1326 S Armstrong Ave	0.24mi	3/1.0	1,232 (-14%)	6mo	$104,166	$85	61
1522 Colorado Ave	0.65mi	3/1.0	1,344 (-6%)	0mo	$140,000	$104	59
616 E 13th St	0.60mi	3/2.0	1,367 (-5%)	2mo	$154,000	$113	58
2008 S Dewey Ave	0.65mi	3/2.0	1,408 (-2%)	6mo	$149,000	$106	57
1628 S Dewey Ave	0.27mi	2/2.0 (-1)	1,647 (+15%)	0mo	$95,000	$58	53
1643 S Oak Ave	0.49mi	4/2.0 (+1)	1,296 (-10%)	3mo	$137,500	$106	50
812 SE Delaware	0.64mi	3/2.0	1,636 (+14%)	3mo	$99,900	$61	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.31×
• Total profit: $85,623
• Equity at exit: $119,366

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $241,394
• Equity at exit: $257,418

Cash invested: $37,100 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Oklahoma: 83 Strongly Landlord-Friendly · R+20
• County: — inherits STATE
• City: — inherits STATE

5-day notice; strongly landlord-favorable.

Methodology + full state rankings →

ZIP-level market 74003

• Home prices YoY: 5.0%
• Active inventory: 137
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$695
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $212

Break-even live

Break-even rent $996

Max offer price $132,500

Occupancy floor 78%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $33,125
• Closing costs: $3,975
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 S Johnstone Ave Bartlesville, OK	1.0–2.0	1.0–2.0	888	$1,521	$1.71	23d	1	0.56mi

Listing history 21 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   price $132,500
3. 2026-04-07
   price $135,000
4. 2026-03-12
   price $137,500
5. 2026-03-02
   status Active
6. 2026-02-23
   status Pending
7. 2026-02-14
   price $139,500
8. 2026-01-05
   price $145,000
9. 2025-12-10
   price $150,000
10. 2025-10-21
    price $155,000
11. 2025-10-02
    listed $160,000 Active
12. 2025-05-28
    soldstatus $49,500
13. 2025-05-23
    soldstatus $49,500 Closed 201-char remark

    Show marketing remark (201 chars)

    Craftsman style home on a corner lot ! Lots of newer vinyl windows, hardwood flooring, 3 beds and 1 bath. The home has a chain link fenced back yard and detached 2 car garage. Wall heat and window A/c

14. 2025-05-02
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Craftsman style home on a corner lot ! Lots of newer vinyl windows, hardwood flooring, 3 beds and 1 bath. The home has a chain link fenced back yard and detached 2 car garage. Wall heat and window A/c

15. 2025-04-23
    price $65,000 201-char remark

    Show marketing remark (201 chars)

    Craftsman style home on a corner lot ! Lots of newer vinyl windows, hardwood flooring, 3 beds and 1 bath. The home has a chain link fenced back yard and detached 2 car garage. Wall heat and window A/c

16. 2025-04-08
    listed $80,000 Active 201-char remark

    Show marketing remark (201 chars)

    Craftsman style home on a corner lot ! Lots of newer vinyl windows, hardwood flooring, 3 beds and 1 bath. The home has a chain link fenced back yard and detached 2 car garage. Wall heat and window A/c

17. 2003-05-02
    soldstatus $23,000
18. 2002-09-01
    historical
19. 2002-03-05
    listed $35,000
20. 2001-10-20
    historical
21. 2001-04-20
    listed $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OK · Resets to sale price

• Current annual tax: $438 · $36/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$754/yr (+$63/mo · 172.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥112°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,172
• − Mortgage interest: −$7,422
• − Property taxes: −$438
• − Insurance: −$662
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,855
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,459/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bartlesville
• NCES district ID: 4003630
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 29% ▼ -10.00%
• Median HH income: $48,889
• Composite: 25.69/100
• National rank: #7389
• State rank: #59 of 270 in OK

Livability — Bartlesville

• Score: 64/100
• State rank: #175
• US rank: #13940

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C- Housing A+ Health & safety F User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bartlesville, OK
• County: Washington County · 41,935 people
• City population: 41,935
• Metro: Bartlesville, OK
• Population (ZIP): 14,024
• Household income: $47,168
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 395.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 54,946 people
• By 2030: 56,249 · +2.4%
• By 2040: 58,867 · +7.1%
• By 2050: 61,600 · +12.1%
• By 2075: 69,355 · +26.2%
• By 2100: 73,067 · +33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 14% Hispanic / Latino 7% Native American 7% Black 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+47.6) · D 25.0% · R 72.7% · Other 2.4%
• 2008→2024 swing: -3.1pp toward R · 2008: -44.6pp · 2024: -47.6pp
• All cycles: 2024: R+47.6 2020: R+48.0 2016: R+48.5 2012: R+47.8 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.78%
• Current HPI: 309.9534
• Rent YoY: —
• Metro: Bartlesville, OK
• State GDP YoY: ▲ 1.55%
• F500 in state: 6

Industry mix (Fortune 500 HQ in OK)

Industry	F500 HQs	Revenue
▸Energy	3	$48B

Price history

+278.6% since first listed

21 events — show timeline

• 2026-04-27 Pending — MLS Technology, Inc.
• 2026-04-20 Price Changed $132,500 MLS Technology, Inc.
• 2026-04-07 Price Changed $135,000 MLS Technology, Inc.
• 2026-03-12 Price Changed $137,500 MLS Technology, Inc.
• 2026-03-02 Relisted — MLS Technology, Inc.
• 2026-02-23 Pending — MLS Technology, Inc.
• 2026-02-14 Price Changed $139,500 MLS Technology, Inc.
• 2026-01-05 Price Changed $145,000 MLS Technology, Inc.
• 2025-12-10 Price Changed $150,000 MLS Technology, Inc.
• 2025-10-21 Price Changed $155,000 MLS Technology, Inc.
• 2025-10-02 Listed $160,000 MLS Technology, Inc.
• 2025-05-28 Sold (Public Records) $49,500 Public Records
• 2025-05-23 Sold (MLS) $49,500 MLS Technology, Inc.
• 2025-05-02 Pending — MLS Technology, Inc.
• 2025-04-23 Price Changed $65,000 MLS Technology, Inc.
• 2025-04-08 Listed $80,000 MLS Technology, Inc.
• 2003-05-02 Sold (Public Records) $23,000 Public Records
• 2002-09-01 Listing Removed — MLS Technology, Inc.
• 2002-03-05 Listed $35,000 MLS Technology, Inc.
• 2001-10-20 Listing Removed — MLS Technology, Inc.
• 2001-04-20 Listed $35,000 MLS Technology, Inc.

Property tax history

+0.9%/yr

Latest (2025): $438 · +0.7% YoY. Source: county tax records.